Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.56254, 0.04469

E12 5HW— Wanstead Park, Redbridge

Location and area intelligence for E12 5HW, Wanstead Park, Redbridge

London's quiet achiever

 

Safety 82/100Transport 30/100Yield 3.84%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
82
Schools
—
Transport
30
Environment
92
Investment
51

The bottom line

E12 5HW offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E12 5HW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E12 5HW meets your needs.

Location

E12 5HW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for E12 5HW

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E12 5HW with:

Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How E12 5HW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Aldersbrook Primary School

Not yet inspected · Inspected Dec 2024 · 9 min walk

KS2: 108.0

—

Secondary

Wanstead High School

Not yet inspected · 20 min walk

P8: +0.29A8: 55.5

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 18 min walk

2 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

54.7 incidents per 1,000 residents

Better than 59% of London
→ Stable

-14% vs borough

Crime by type

Anti-social behaviour30%
Vehicle crime23%
Violence & sexual offences22%
Other18%
Burglary4%
Drug offences1%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.5km

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area63.3 m²

EPC breakdown

C
13%
D
13%

Based on 26 properties · Confidence: medium

Street mix

Semi 7%Terraced 22%Flat 67%Other 4%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£158,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, filled cavity
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2023 · CAGR

+5.6%

Total change

+216%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.1%

per year

Acceleration

-193.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached8%
Terraced24%
Flat/maisonette68%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£91k£122k+34.4%2.7
Pre-crash peak2006–2006£128k£128k+0%1
GFC & correction2008–2008£218k£218k+0%2
Help-to-Buy recovery2014–2016£195k£235k+20.8%2
Brexit uncertainty2017–2017£235k£235k+0%1
Pandemic surge2020–2021£280k£210k-25%1.5
Rate-rise correction2022–2023£522k£287k-45.1%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
5.8%
District
4.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Manor Park Rail StationElizabeth line line
13.5 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

Manor Park Rail StationElizabeth line
14 min walk
Manor ParkNational Rail
14 min walk
Woodgrange Park Rail StationSuffragette
18 min walk
Redbridge Underground StationCentral
19 min walk
Wanstead Park Rail StationSuffragette
22 min walk
No bus stops within 400m

17

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria65 min ↑
Waterloo61 min ↑
Canary Wharf ★49 min
City52 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)87
Nearest car park74m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Alexandra Lake Car Park
499m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed486 Mbps
Median download446 Mbps
Superfast coverage97%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 8.2 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°C

Winter avg

Solar yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ALDERSBROOK MEDICAL CENTRE

65 ALDERSBROOK ROAD, MANOR PARK, E12 5DL

6 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

169

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Golden Fleece (883 m)

No restaurants within 800m — nearest: Munch Corner (1.1 km)

Nearest supermarketSri Supermarket · 1.6 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

840m

Post office

Nearby cafes

Wanstead Tea Hut424 m
The Tea Room515 m
Urban Baristas1.1 km

Nearby restaurants

Munch Corner1.1 km

Nearby pubs

The Golden Fleece883 m
Blakesley Arms1.2 km

Nearby gyms

Aldersbrook Bowls Club627 m

Nearby health

Aldersbrook Medical Centre532 m
Food hygiene (5-star)80% of 5

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ALEXCHUMA GLOBAL LTD
WANSTEAD COMMUNITY RIDING STABLES CIC
YARDSTICK SOLUTIONS LIMITED

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

29.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,427m
Crossrail 2 route7,755m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,545 nationally

1,498

Est. population

7,175/km²

57%

Employed

46%

Degree educated

£47,100

Median income

4.2%

Claimant rate

Inner cityHigh densityOwner occupiers / families

54

Community stability

Age profile

26%
15%
21%
22%
17%
Under 1826%
18–3415%
35–4921%
50–6422%
65+17%

Tenure

33%
35%
14%
18%
Own outright33%
Own (mortgage)35%
Private rent14%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

49%
19%
White British49%
White Other13%
Asian19%
Black8%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine13%
No car household24%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Social rent18%
Private rent14%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
4
Local approval rate
90%
Borough approval rate
64%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
15 homes · LAND AT CORNER OF, 71, LAND AT CORNER OF, 71, ALDERSBROOK ROAD, EMPRESS AVENUE, E11
Pipeline pressure
NONE

Named schemes (500m)

WESTMORLAND CLOSE, E1215 homes
completed
82, 82, Wanstead Park Avenue, E12 5EF2 homes
completed
4, 4, Wanstead Park Avenue, E12 5EN2 homes
completed
61, 61, Empress Avenue, E12 5SA1 homes
completed
5, 5, Wanstead Park Avenue, London, E12 5EL1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
30.2%
Ward turnout
45%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Sheila BainLabour
Bayo AlabaLabour

Live in E12 5HW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E12 5HW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track E12 5HW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E12 5HW

Full postcodeE12 5HW
Postcode districtE12
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.562540
Longitude0.044687
Parliamentary constituencyLeyton and Wanstead
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey